Regional Commercial Zoning District
Zoning Amendments and Environmental Review
City Council April 22, 2025
Laura Russell, Deputy Community
Development Director
2 • General Plan Update in
2017 – creation of the
Regional Commercial
(RC) Land Use
Classification
• East side of HWY 101
identified for
community-serving
commercial such as
offices, lodging, car
dealerships
Background
• Since adoption of the General Plan, increased market interest in research and development (R&D) on the Peninsula
• In 2023, significant interest in Belmont
• Two projects east of HWY 101
• Proposals exceeded Floor Area Ratio (FAR) and height limit • Potential to achieve other General Plan goals
• In response to those proposed projects, City began process to amend development regulations
3 Background
• June 27, 2023 – City Council feedback
• General support to increase floor area and height by creating tiers • Lower tier with the existing standards
• Higher floor area and height with community benefits process • Council requested additional information on biosafety levels • September 26, 2023 – City Council special presentation on biosafety levels associated with R&D/life sciences facilities
• February 25, 2025 – City Council reaffirmed approach to community benefits and established community benefits priorities
4 Background – Shifting Market
5 • In 2024, market for office/R&D
slowed down
• Island Parkway Life Sciences Campus
put on hold
• 1301 Shoreway is proceeding
through entitlement process
• Planned Development
• Environmental Impact Report
Island Parkway Life Sciences Campus Put on Hold
Biomed Realty project at Island Parkway and Clipper Drive Changing dynamics Revised approach to timing and environmental review 6 Approach to California Environmental Quality Act
(CEQA) Review
• In 2023, City was processing active projects that would benefit from zoning changes
• City approach at the time was to expedite the zoning changes • CEQA review would have been required for zoning changes ~ $75,000 • However, each project would have also been required to do their own CEQA review, likely an Environmental Impact Report (EIR) • Slow and expensive process for each project
• As market began to slow, staff began to monitor closely • Current recommendation – take this opportunity while the market is slow to prepare for the future
Proposed Amendments- Approach
Proposal for two tiers:
• RC-1 District:
• Existing RC District standards
• All existing RC District properties would start with this zoning • Properties to the north, where Island Park Life Sciences campus was proposed, would also be included
• RC-2 District:
• Rezoning (legislative action) to change from RC-1 to RC-2 • More permissive floor area and height standards
• Staff would work with applicant on community benefits package, consistent with past Council direction
Proposed Amendments - Approach
Key aspects of zoning amendments:
• Reorganize and modernize
• Not decrease existing property rights
• Keep land uses substantially the same, except make it clear that R&D facilities are permitted
• Set development standards specific to hotels and automotive dealership • Similar to approach in Corridor Mixed Use (CMU) District • More permissive in RC-1 District than they are today
Proposed Amendments – Development Standards
9 Existing
RC District
New RC-1 District New RC-2 District
(with community
benefits)
Floor Area
Ratio (FAR)
1.8 1.8
(higher for hotels and
automotive dealerships)
3.0 Height 55’ 55’
(taller for hotels and
automotive dealerships)
225’
San Carlos Airport
Height Limits
Proposed Amendments – Height Context
11 1300 Old Bayshore Hwy, Burlingame – 213’
777 Airport Blvd, Burlingame – 227’
Foster City Metro Tower – 305’
Tallest building on Peninsula
Proposed Amendments – Height Context
Oracle Redwood Shores
400 Oracle
196'
300 Oracle
224’
Proposed Amendments – Height Context
Building 1
144’
Building 2
128’ Garage
101’
Airport Height Limit: 155’
1301 Shoreway – currently under review
Proposed Amendments – Height Context
400 Oracle
196'
Main
Garage
125’
Building 1
208’
Building 3
206’ Building 2
176’
Airport Height Limit: 255’
Island Parkway Life Sciences Campus- Biomed Realty project on hold Proposed Amendments – Biosafety Levels
15 • Biosafety levels (BSL) discussed at previous Council meetings on June 27, 2023 and September 26, 2023
• Staff contacted other cities in the County
• Recommended approach:
• BSL-1 and BSL-2 Permitted Use in RC-1 and RC-2 Districts • No City planning permit such as Conditional Use Permit • Performance Standards would apply
• BLS-3 allowed use in RC-2 with special administrative permit issued by the City
• BSL-4 facilities not allowed
16 California Environmental Quality Act (CEQA) Review
Suggested Approach:
• City initiated Program Environmental Impact Report (EIR) • Streamline future development
• Create more certainty for City and applicants
• Save time and resources when future projects are reviewed • Expected to cost approximately $200,000
• Cost to be included in FY 2025-26 budget from General Plan Maintenance Fund • City would have to pay for the cost of the EIR upfront • Staff would create a mechanism for future applicants to pay the City back for their share of the EIR cost
• Timeline for repayment is unknown
17 Proposed Next Steps
• Staff solicit a proposal for a Program EIR from a qualified consultant • Staff return to City Council for approval of the contracts for CEQA services and consultant services to complete the amendments
• Preparation of the EIR (12-18 months)
• Preparation of formal amendments
• Community outreach
• Public Hearings before the Planning Commission and City Council on amendments and EIR
Request of City Council
18 Staff requests feedback and direction on the proposed approach to the amendments to the RC District and associated CEQA review
THANK YOU
19 Proposed Amendments – Floor Area
20 Floor Area Ratio Example Diagram
County, State, and
Federal Regulations
• Air emissions – (not applicable to Biosafety Levels 1 and 2) • County approval of waste management plans & permits
• State licensure of lab personnel with renewal requirements • State licensure & registration of Lab spaces
• State approval of business & safety plans
• Regular reporting of inventory & storage practices
• State and Federal lab equipment requirements &
specifications
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